How To Flip A Vacant House When Both The LE & REM Are Deceased

[Michael Williams]

One of my neighbors passed away about 20 years ago. Her husband passed some years prior. A granddaughter stayed in the house for several months but later abandoned it. The house has been vacant for about 10 years now. I researched and found out that she was a LE(Life Estate) and named, I think, her husband the REM (Reminderman). They are both deceased. I have a two part question. 

1. If both the LE and the REM are deceased what happens to the deed? 

2. If the REM is her son and I can't find him how can I approach this? 

The house was and still can be the nicest house on the block if fixed. Over 90% of the houses on this street are free and clear and they take care of their community.  I have Atlanta and Nashville investors interested in me finding properties for them in Memphis so I plan to flip it to one of them. 

If anyone here understands how the Life Estate and Reminderman works please help me out.